10000 E Maguire Rd · Slaughterville, OK 73068

$130,000

4 bd · 2.0 ba · 1,984 sqft · SingleFamily · 60 Days on market

Built 1997 Fair condition 1.87 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Located less than 10 minutes from town, this spacious 4-bedroom, 2-bath manufactured home on permanent foundsation sits on 1.87 acres featuring two living spaces, one with a cozy fireplace. Spacious eat-in kitchen with island open to den. Covered patio for outdoor relaxation and gazing at the stars. Sold as-is—bring your vision!

Key facts

• Two living spaces
• Spacious kitchen
• Covered patio

Tags

• TWO LIVING SPACES
• COZY FIREPLACE
• SPACIOUS KITCHEN
• COVERED PATIO
• FIRE PIT

Property features AI

Finance

• Other: Occupied (rented); Homestead eligible
• Financial info: Selling as-is; acceptable financing includes cash and conventional; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; Concrete parking; RV parking
• Utilities: Electricity available; Natural gas available; High-speed internet; Private well available
• Home design: Single family residence; One level; Property faces north
• Construction: Manufactured construction; Composition roof (replaced/updated 2023); Slab foundation
• Exterior features: Covered patio; Fire pit; Wire fencing; Rural property setting

Interior

• Kitchen: Free‑standing gas range/oven
• Bedrooms: 4 bedrooms
• Flooring: Combination flooring; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Ceiling fans; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.4% in Slaughterville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 215 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $426,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6750 96th St	0.54mi	3/2.0 (-1)	1,863 (-6%)	1mo	$400,000	$215	59
7051 96th St	0.32mi	3/1.5 (-1)	1,689 (-15%)	11mo	$165,000	$98	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,687
• Equity at exit: $19,383

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $37,311
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73068

• Home prices YoY: -4.8%
• Active inventory: 215
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $404

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $494	-5% $449	+0% $404	+5% $359	+10% $314
Rent	-10% $274	-5% $339	+0% $404	+5% $469	+10% $534
Rate	-1.0pp $469	-0.5pp $437	base $404	+0.5pp $370	+1.0pp $336

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 60 DOM
2. 2026-06-18
   days on market $130,000 Active 57 DOM
3. 2026-06-17
   days on market $130,000 Active 56 DOM
4. 2026-06-16
   days on market $130,000 Active 55 DOM
5. 2026-06-15
   pricedays on market $130,000 Active 54 DOM
6. 2026-06-13
   days on market $140,000 Active 52 DOM
7. 2026-06-13
   days on market $140,000 Active 51 DOM
8. 2026-06-09
   days on market $140,000 Active 48 DOM
9. 2026-06-08
   days on market $140,000 Active 47 DOM
10. 2026-06-07
    days on market $140,000 Active 46 DOM
11. 2026-06-03
    days on market $140,000 Active 42 DOM
12. 2026-06-02
    days on market $140,000 Active 41 DOM
13. 2026-06-01
    days on market $140,000 Active 40 DOM
14. 2026-05-31
    days on market $140,000 Active 39 DOM
15. 2026-04-27
    status Active
16. 2026-04-22
    status Active
17. 2026-04-14
    status Active
18. 2026-03-31
    listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,782
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$3,782
• Taxable income: $2,953
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $4,139/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen, bathrooms, exterior, and flooring. Upgrades would significantly enhance its resale value.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — weathered and discolored
• Major flooring — carpeted floors in poor condition

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal
• Resale paint interior walls and replace fixtures — fresh paint and updated fixtures would enhance the home's curb appeal
• Resale repair and paint exterior siding — improving the exterior would make the home more attractive to potential buyers
• Resale replace flooring — new flooring would improve the home's overall appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in need of replacement	Major	$15,000–50,000
exterior siding · weathered and discolored	Moderate	$3,000–15,000
flooring · carpeted floors in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal ↑
• Resale paint interior walls and replace fixtures — fresh paint and updated fixtures would enhance the home's curb appeal ↑
• Resale repair and paint exterior siding — improving the exterior would make the home more attractive to potential buyers ↑
• Resale replace flooring — new flooring would improve the home's overall appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaughterville, OK
• County: Cleveland County · 239,547 people
• City population: 12,003
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

4 events — show timeline

• 2026-04-27 Relisted — MLSOK
• 2026-04-22 Relisted — MLSOK
• 2026-04-14 Relisted — MLSOK
• 2026-03-31 Listed $140,000 MLSOK